HomeMy WebLinkAboutDept Report 02-01-11 CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
February 1, 2011
2. Docket No. 10120011 ADLS Amend: Penn Circle (former Meridian Pointe site)
The applicant seeks site plan and design approval amendments for a 193 -unit multi family development.
The site is located at 12346 Old Meridian St. It is zoned OM /O Old Meridian District, Office. Filed by
Charlie Frankenberger of Nelson Frankenberger, on behalf of G. B. Developers II, LLC.
The applicant proposes to amend several ADLS (architecture, design, lighting, landscaping, and signage) aspects of
the previously approved Meridian Pointe project, which was approved in 2010, for 174 dwelling units. (The
Development Plan (DP) Amendment petition for this item will appear on the Feb. 15 Plan Commission meeting
agenda, under Public Hearings.) A few major differences are that the total number of dwelling units proposed are
193, most of the buildings proposed are 3- stories tall (rather than 4 stories), and additional buildings and garages
are placed on the site. The building facades are comprised mostly of brick, smooth hardi -panel (cement fiber), and
glass. Please view the petitioner's information packet for further detail. The petitioner will also bring
supplemental info revised plans to the Feb. 1 meeting.
Regarding signage, the applicant seeks approval for three blade signs and three awning signs. Only two blade signs
are allowed. A variance would be required for the third blade sign. The awning signs fit within the "leftover"
allowable wall (blade) sign square footage. The blade sign is 19.5 sq. ft. and will have a black background with
push through lettering that will shine silver, green and white. The design is simple and elegant. It will look nice on
the buildings. The awning signs will be pin mounted stainless steel letters. They are each 4.5 sq. ft. Petitioner,
please confirm whether or not these signs will be illuminated by external lights. There are other directional and
address signs located throughout the site, which all meet the Sign Ordinance requirements.
Staff's outstanding comments for the petitioner:
1. Please provide exhibits (at the committee meeting) of the previously approved project's building elevations,
site plan, signage, and landscape plan, for comparison purposes.
2. The City Engineering Dept. will soon issue review comments.
3. From the Hamilton County Surveyor's Office: This project still has some pretty major storm water
management issues to work out. If their off -site detention plan does not get Meijer approval, then they have a
major site redesign to do.
4. From the Forestry Dept: addition of tree preservation details to the plan and labeling of the trees to save in the
northeast corner of the site is required. Needs to do additional review of the inner landscaping designs. A BZA
variance might be required for not meeting the tree preservation requirement of the Old Meridian District.
5. From the Alternative Transportation Systems Coordinator:
a. Connectivity: there are sidewalks and crosswalks that he initially recommended, that are missing in the
middle of the development. Also, the entrance off of Old Meridian appears to have a wide concrete walk that
tapers down and does not appear to meet ADA standards. This is also missing a crosswalk across the drive.
b. Mulch Trail: The mulch trail on the south point of the project has a portion of the trail that runs straight into
a tree (one element of the conflict must be moved).
c. Indoor Bike Parking: I would like details on the indoor bicycle parking facility. I would like to see
where the indoor parking will be provided on the site, the layout of the parking spaces, and how many
parking spots will be included. Will there be more than one location (garage)?
6. Bldg 4 (side west elevation), Bldg 2 (side south elevation), and Bldg 1 (north side elevation) all need additional
design attention and more brick. (Petitioner will provide revised elevations at the 2/1/ meeting.)
7. Please show /label the road right of way of Pennsylvania St. on the site plan.
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8. Building architecture: The Planning Dept. recently sent review comments about this, and the petitioner will
address these soon.
9. Photograph examples are needed of the windows and.hardipanel, to see the detailing.
Recommendation: After all comments /concerns are addressed, the Dept of Community Services (DOCS)
recommends that the Committee approves this item.
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